Flat 9, 27-37 Woodvale Road, Woolton, Liverpool, Merseyside L25 8RY

Description

A Two Bedroom Duplex Flat. A leasehold duplex flat comprising; Hallway, lounge/kitchen, two bedrooms and bathroom. The property comes with an allocated parking spot. Situated in the highly sought-after L25 area of Woolton, this well-presented flat is ideally placed for local amenities, schools and excellent transport links, making it an appealing choice for a wide range of buyers.

Accommodation

Hallway, lounge/kitchen, two bedrooms and bathroom.

Location

Situated in the highly sought-after L25 area of Woolton, ideally placed for local amenities, schools and excellent transport links.

Tenure / Property Information

Investment Analysis

Same-building leasehold flat sales range from £22,000 to £82,000, including £26,000 on 13 August 2026 and £49,000 on 24 May 2024. The comparables are not identified as Flat 9 and show substantial variation. A cautious evidence-based base value of £49,000 is used, with £26,000 low and £82,000 high scenarios. The auction guide of £75,000–£85,000 is materially above the latest same-building sale and the selected base value.

Investment Snapshot

Strategy Recommendation

Do not pursue at the quoted guide without compelling legal-pack evidence, a flat-specific valuation or a substantially lower purchase price. The latest same-building sale and the base evidence value do not support the guide.

Works Required

No specific refurbishment works are evidenced; the description states that the flat is well presented. Review the EPC E recommendations, lease, service-charge position and legal pack before committing to any works allowance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 lower guide, the £3,600 minimum admin charge produces a known-cost total of £78,600 before other fees or works. Refinancing at 75% of the £49,000 base GDV would provide £36,750, leaving an indicative £41,850 unrecovered before finance, tax and other costs. The evidence does not support a viable BRRR case.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and yield cannot be established. Using the £75,000 lower guide plus the £3,600 minimum admin charge gives a known-cost total of £78,600 before other possible fees, which is already above the selected £49,000 base evidence value.

Flip Analysis

A £49,000 base GDV is below the £75,000 lower guide. Before any selling allowance, the base position is £29,600 negative using the purchase price and minimum admin charge only. A formal flip surplus cannot be calculated because no supported selling-cost allowance is provided.

Investor Risks & Due Diligence

• The latest supplied same-building sale was £26,000, substantially below the £75,000–£85,000 guide.

• Comparable sales are recorded only against the wider building address and are not confirmed as the same flat.

• No sufficiently specific rental evidence is available, so BTL income and yield cannot be assessed.

• The property has an EPC rating of E.

• The service-charge amount is not supplied.

• The £3,600 minimum admin charge applies at the lower guide, with additional possible fees and disbursements unspecified.

• The leasehold legal position, including any restrictions, arrears or other pack liabilities, requires verification.

Recommendation

Do not pursue at the quoted guide without compelling legal-pack evidence, a flat-specific valuation or a substantially lower purchase price. The latest same-building sale and the base evidence value do not support the guide.

Strategy Rating

Analysis Confidence

There are several same-building completed sales, but they are not confirmed as Flat 9, values vary substantially, and there is no rental evidence, quantified works budget, service-charge figure or complete fee schedule.